Planning
Introduction
Planning broadly refers to land use planning and the processes and applications that may be submitted pursuant to the Ontario Planning Act. The following identifies the order of importance for Planning in Ontario:
- Planning Act
- Provincial Policy Statements
- County or Regional Official Plans
- Local Municipal Official Plans
- Zoning Bylaws
Other Web Pages Of Relevance To Planning
This page includes general information that may be called upon during any planning application. However additional information respecting a particular process under the Planning Act, may be otained by clicking on one of the following links which is applicable to that particular section of the Planning Act.
2017 Stone Mills and Agency Fee Structure
Effective March 22, 2017, in addition to the applicable Township fee and deposit, the Township will also be collecting fees on behalf of the Kingston Frontenac Lennox and Addington Public Health as well as the Quinte Conservation Authority. The Township, together with these organizations, consider and review Planning Act applications on a revenue neutral basis whereby the internal costs incurred in the review are intended to be covered by the applicable fees. This once step approach to the payment of fees, will be much easier for the applicant, as well as allows the applicant to be informed of all the fees at the time of submission of the application.
Complete Applications
To ensure planning authorities make informed decisions and in a timely fashion, the Planning Act prescribes information that must be included when an application is submitted to the Planning Authority. To address these requirements, Stone Mills has developed standardized forms with the intent to help the applicant identify the information that is required for a complete application. These application forms can be found under on that page dedicated to that type of application and identified at the top of this page.
Pre-Consultation
Pre-consultation is recommended for any person or corporation that is considering the submission of a development proposal within the Township of Stone Mills when:
- The proposed use of land is different from that which presently exists, such as a change from a commercial or industrial use to a residential use, or vice versa; or
- The proposal is on a parcel of land that has natural or man made features that could result in constraints to development such as wetlands or abandoned mines or pits.
To better understand the concept of pre-consultation and how to proceed with this process, please click on the following:
Agent Authorization
The land owner(s) is responsible for the submission and management of any land use Planning application. However, a land owner may assign the responsibility of an application to any other person. Upon doing so, all notices and inquiries and the day to day management of the planning application will be through the agent and not the land owner. Most commonly, an agent is assigned when the land owner is un-familiar with the requirements of the application process or if the land owner is going to be out of contact at any time during the application is being considered. To authorize an agent please complete and sign the following form.
Acknowledgment Of Costs
A standardized form has been developed whereby the applicant of a Planning Act application, acknowledges and accepts that all costs realating to that application and incurred by the Township will be the responsiblity of and paid for by the applicant. Please complete and sign this form and submit this with each application being submitted to the Township. An application is considered in-complete if a completed and signed copy of this Acknowledgement Of Costs is not included with the application. To view or download this form, please click on the following link:
Reserve Sewage System Capacity
The 2005 Provincial Policy Statements require municipalities to consider remaining sewage system capacities during a review of land use planning applications. All sewage systems in the Township are private individual on-site systems. At times of pump-outs, waste from septic tanks must be deposited in a waste treatment facility. New building lots place extra burden on existing treatment facilities. A Reserve sewage sytem report indicates the waste treatment facility is able to accomodate any extra waste arising from development.
Reserve Sewage System Capacity
Title Searches
A title search may be required in support of or arising from a review or approval of a land use planning application. The Lands Registry office is located at 7 Snow Road, Unit 2 Napanee, Ontario K7R 0A2 Phone: (613) 354-3751 Fax: (613) 354-1474. When required by the Township, the title search must be conducted by a qualified professional. Additional information respecting title searching is avialable at the following link
Minimum Distance Separation (MDS) Guidelines
The MDS Guidelines were developed to eliminate conflicts between agricultural and non-agricultural uses arising from the nuisance of odours.
New MDS Guidelines were released in March of 2017 by the Ontario Ministry of Agriculture and Rural Affairs and these Guidelines clearly provide that it is the responsibility of the municipality to ensure that the MDS Guidelines are applied consistently and completely when development proposals are being considered. To satisfy this requiremenet, the Township of Stone Mills will arrange for a MDS report at any time a development proposal has been submitted and it is stated or is apparent that a MDS report will be required for the application to proceed.
Persons that are considering the submission of an application pursuant to the Building Code Act or the Planning Act should be aware that the application will be reviewed in light of the MDS Guidelines and if required, will result in delays until such time as the report has been completed.
All costs incurred by the Township for the development of a MDS report will be the responsibility of the applicant to which the report pertains.
Road Widening Requirement
The Official Plan provides that whenever possible, the Township shall attempt to widen Township roads to a minimum of 20 meters on local roads and 26 meters on all major roads. If the Township road servicing the lands that are the subject of a planning application does not meet the minimum desired road width, any approval granted to the development application could be conditionnal upon the owner having the required road widening identified on a plan of survey and these lands will have to be transferred to the Township clear of any mortgages or liens that may be registered against the title of the subject lands.
Typically, the amount of the lands to be transferred to the Township is determined as being the width of the road which is less than 10 meters, measured from the centreline of the to the edge of the road allowance. The following diagram is intended to illustrate those lands that would be subject to road widening.
Closing Municipal Roads And Allowances
All requests for closing a municipal road allowance are administrated through the Planning Department. There is no application fee. A written request must be presented to Council explaining the reasons in support of the request. A deposit of $500.00 is required together with a completed and signed "Acknowledgement of Costs" form. Notice of this request is circulated to abutting land owners and a Public Hearing is required.
Guidelines for the Closing and Conveyance of a Muncipal Road or Road Allowance
Quinte Conservation Authority (CA)
The CA is governed by a Board of Directors comprised of members from the governing Council from each municipality it serves. The Township of Stone Mills is represented by Councillor John Wise. The responsiblities of the CA include protection of persons and property arising from natural dangers such as flooding. The CA also provides reports to the Township on land development proposals. Fees are charged by the CA for the services provided and are intended for the cost recovery of this service. To learn more about the CA or to view their fee structure, please click on following links.
Staff Directory, January 20, 2015
Kingston Frontenac Lennox & Addington Health Unit (HU)
An agreement was executed between the Township and the Kingston Frontenac Lennox and Addington Public Health Unit early in 2012. The agreement delegated to the HU the responsiblity for bulding permit applications for waste disposal systems. The HU Provides comments to the Township on the suitability of a parcel land for the installation of a waste disposal system. Like the CA, fees are charged by the HU for the services provided and are intended for the cost recovery of this services. Fees for services paid directly to the HU.
Property Owners should consult the Current Fee Structure when considering any development on their parcel of land.
Revised Fee Schedule - Ministry Of Municipal Affairs & Housing
Certain applications still require approval by the Ministry of Muncipal Affairs and Housing. Costs incurred by the Ministry for the review and/or approval of applications are the responsibility of the applicant. In such instances, the Ministry has amended their fee schedule and this information can be found as follows: Revised Fee Schedule
Natural Heritage Features and Mapping
The Ministry of Natural Resources has a mapping function available that identifies natural heritage features on parcels of land across the Province of Ontario. This Make A Map function will identify such features as Provincially Signifianct Wetlands and Woodlands, Areas of Natural and Scientific Interest (ANSIs) and such other features that could have an impact upon your development proposal. Persons interested in developing a vacant parcel of land or expanding upon existing development are encouraged to identify the natural features that may be applicable and understand the impacts this might have upon your proposal.
Non-Agricultural Source Materials (NASM)
NASM are soil enhancing materials obtained from non-agricultural sources. These are applied to agricultural lands to increase nutrient loading and enhance farm crops. Examples include sewage bio-solids, pulp and paper bio-solids, leaf and yard waste, fruit and vegetable peels and food processing waste. The application of NASM is regulated by the Ontario Ministry of Agriculture, Food and Rural Affairs (OMAFRA) following extensive consultation of industry and environmental organizations, scientists and various other stakeholders. When applied according to these rules, NASM can be safely applied to Ontario farmland and has been done so for more than 30 years.
Ontario Ministry of Environment: Telephone 877 424 1300 - Website
Ontario Ministry of Agriculture Food and Rural Affairs: Telephone 800 565 4923 - Website
Maintaining Your Private Well
Living in a rural area requires property owners to assume certain responsibilities that are often looked after by the municipality in an urban setting. One of these, is maintaining your private well. For your own protection, property owners should undertake a regular program of well maintenance. Taking care of your well involves protecting your well water from ground surface contaminants, inspecting your well, and testing your well water regularly for contamination issues.
Ground Surface Protection
The closest threat to your well is usually in your own yard. Regularly walk the yard in a 100 foot radius of your well looking for potential problems such as:
- Poorly located or maintained septic systems;
- Surface spills of fuels and oils
- Improper disposal of household hazardous wastes such as paint, solvents, and cleaners
- Road salt
- The use of fertilizers and herbicides in gardens and flowers beds
- Pet and livestock wastes
Access
Ontario Regulation 903 requires the well to be accessible. As part of the maintenance routine, clear the well head of brush and other debris. Ideally there should be a maintained lawn around the well head, however fertilizers and pesticides should not be used in this area.
Well Cap
Check the well cap for signs of damage. The cap should fit firmly and snugly, the screened vent should face the ground and keep the air vent clean. Annular Seal. If the casing can be moved by hand and there is a depression in the ground around the well casing, the sealant has cracked or shrunk. A faulty annular seal requires professional repair, call an MOE Licensed Well Contractor.
Well Casing
Regulation 903 requires the well casing to extend a minimum 16 inches above the finished grade. This is to prevent contamination by surface water and run-off. Well pits were common on wells constructed before 1985 when the well casing was terminated below ground and an access pit such as well tiles were placed over and around the casing with a lid. Well pits are no longer considered safe because they often fill with surface water and debris, leading to contamination. If you have a well pit you should plan on hiring a licensed contractor to extend the casing above grade.
Abandoned Wells
If you have an unused or unmaintained well on your lands, this well should be properly decommissioned by a licensed professional. Abandoned wells can be a direct source of contamination to the underground aquifer, that could be the source of water for your regularly used well as well as neighbours wells downstream from the abandoned well. Additionally, abandoned wells can be a health and safety hazard for children. Seek a qualified professional to decommission an abandoned well.
Testing
The Ontario Ministry of the Environment and the Ontario Ministry of Health recommend that you sample and test your well water three times a year. Standard tests are for bacteria, including total coliforms and E.coli. The Health Unit provides these tests free of charge for private domestic wells. Drinking water from wells used for commercial, institutional or industrial purposes are regulated by the Safe Drinking Water Act and must submit their samples to Accredited Laboratories.
Well Records
The Ministry of Environment and Energy maintain records of water wells across the Province. If you require information about a well on a particular parcel of land or are looking for the available water supply for a particular area, you can view and print the applicable information from the website maintained by the Ministry of Environment and Energy for this purpose. Please click on the following link which will produce a map and locate the parcel of land or the area applicable to your search.
Well Contractors
All contractors that are responsible for the supply of drinking water must be licensed in the Province of Ontario. For a current list of licensed well contractors please click on the following link to the Ministry of Environment site
Directory Of Licensed Well Contractors In Ontario
Additional Information
For additional information respecting private wells, please contact:
Kingston Frontenac Lennox and Addington Public Health
Or
Ontario Ministry of Environment